The Pros for San Ramon, the easier proximity to the freeways than the danville location if it is the development off tassajara across from blackhawk. The New High School and schools is a positive, but danville also has some the best schools in the area. San Ramon is alot closer to major attractions, besides Blackhawk plaza danville is pretty secluded in that area.
Now for Danville. Tax rate is better, lot size advantage, and overal location of the development is secluded and across from the country club you might as well call it blackhawk. Very nice area. With a smaller developed community danville has more older homes, and not much competition between new homes just built and your new construction. So there are not people unloading a house that was just built ayear ago. To me its a choice of older town feel established community compared to a more new develpng community that hasnt showed its character yet, and yet has proven itself to hold its value.
My other concern is KB vs Centex. This is probably the biggest variable i have not heard much about centex homes, yet have heard some stories about KB. Do you research on the builders. Did you not like the Alamo Creek homes by Shappel. I was close to buying one myself, but chose to move to SIlvercreek due to commute reasons. But i loved the floorplans and the options in those homes, and i have heard always great things from shappel. I know they are a but more, but it might be worth looking at. This is where a realtor comes in handy, and builders in the area welcome realtors to help you make the right decision.
Lastly on a comparison for last mnths last closings, San Ramon held its value a bit better overall. San Ramon with closings 145 avg price $813,000 one month ago $800,000 + 1.63%. Compared to DANVILLE closings 112 avg price $942,000 one month ago $1,000,000 -5.80%. These are just numbers that can be due to many variables, your best bet have a proffesional help you and do your research.
Also did you look at Newly listed properties on the MLS, that are new homes and comparible. San Ramon has some other beautiful areas besides windermere that might compare better to danville but it might not be a new construction.
Hope this helps and good luck.
I don't like the tax rate in Windemere, I've had two offers on two different homes in Windemere and withdrew both. On $1.0 mil. which is better for you, $12,500/year or $17000/year in property taxes?
I don't know about you, but $4500 buys me a lot of meals out on the town!
Best of all, when they build the City Center in San Ramon, which is modeled after Santana Row in San Jose, San Ramon prices will edge closer to Danville's.
To update you, we chose the home in Windemere -- due to a variety of reasons (first being the market seems more depressed in San Ramon & we felt like we got a better deal & potential upside for long term investment -- with the new mall coming to town and the high school scores due to be released this year (which I'm sure will be great), it seemed like the better investment -- second being that it is definitely a much more "family friendly" community than the danville area we were looking in was. Windemere has everything for children & even though the taxes were higher, we felt the extra 5K a year was well worth it for all the extra conveniences of being close to parks, schools, community center, library, theatre, swimming pool, trails, etc. Everywhere you look there are kids up and down the block (not at all what we found in the danville community we were looking at). It was the little things like that that made the difference -- like the Safeway, that has children's carts and gives kids free samples when you go shopping there vs Draegers / Blackhawk plaza, that is much more upscale, but less child-friendly.
Thanks again to all for your responses!
Susan, I would love to chat live with you about this, as this is my second time living in Danville. I LOVE this area..we just moved back from Thousand Oaks, CA which was a nice family burb. Having owned a home in Tassajara Ranch (up by Blackhawk), we just (last night) bought a FSBO home on westside Alamo and are very excited about it. Where did you move from?
My only concern is the following:
1. Is it a good neighborhood for young families
2. do you have to join the golf club to "fit in"?
My husband liked this area, but was conceerned there were a lot of retirees vs. young families.
Does anyone know why the tax rate is higher in San Ramon? That seems strange.
Yes, I would probably prefer that our new home sat on an acre. I would also like to be a little closer to the freeway. But my wife loves the new Draeger's and Blackhawk Plaza. (sigh) Oh well, compromise, compromise. Overall we're still very happy with our decision.
I think San Ramon looks like a suburb "anywhere" in the US., whereas Danville has has some unique features and character which is why I think it retains its value more so than San Ramon.
Danville is also one of the two local markets that has been impacted the least by all of the recent upheaval in the housing market. You can get detailed market reports on both Danville and San Ramon via the link below
It looks like all things being equal and you can't decide based on where you would rather wake up every morning and come home to every night, then try this old trick I was taught years ago. Toss a coin, when the coin falls be tuned into your reaction. Are you happy then thats the one you want. If you are even slightly disappointed you have your answer. You want the other more.
Sometimes in this process we get muddled by facts and figures. There are nabobs on all sides chatering away with what they would do and what you should do. Ask yourself what you want, do it and be happy.
My prediction, the house price in Windemere shall drops to the following ranges:
2000sf : 700k
2500sf : 800k
3000sf : 900k
4000sf : 1M
Right now there are several REO properties listed and sold at or even below that range. But still many sellers hang on the over hyped 2005 prices. After 6 mons, most listings shall fall back to reality.
Lets definitely talk. How do we do that? Congrats on your house purchase. I hope you got a good deal.
It is best when you speak from a position of Knowledge and Fact, than ignorance and assumption.
I apologize if i am being rude, but when someone takes someones word on this board as influence as to make a decision to there future, i would hope it would be from a factual or knowledgeable point of view as they might have some actual experience or first hand knowledge. Everyone has opinions and i respect those even yours, just please be more correct on facts.
Those 900 Homes will be built between the year 1999-2010. And if you actually read instead of blurted out false facts then you can see that they have a plan, and there are plans to build new commercial as well as preserve open space areas.
It is hard for me to believe that Danville can maintain its price or prestige with all that new sprawl coming in the next few years.
Is Alamo Creek near Ponderosa Colony? Are you happy and moved in at Alamo Creek? Do you have noise and privacy issues there? Is your house energy efficient? I would love to hear more about the area. We are looking in Alamo, Lafayette, and Orinda, and it seems like Danville has bigger homes, but with less privacy.
Windemere community is nice in the sense there are so many neighbourhood parks; you can casually and easily walk to them < 5 minutes. And not just one. There are many parks. We had also heard that Danville's high schools are tough to take kids to --- like 20~30 minutes trip in the morning and in the afternoon. But this was before the summer, before new Dogherty high school opened up and everyone had to drive their kids to Danville's high school.
The only thing I have a problem with is "KB."
KB is Kauffman and Broad. They changed their name to try to improve their reputation. I owned a KB home.
The name change didn't work. The homes are still poor quality. Bottom of the barrel as builders go.
1. talk to neighbors, especially at windemere-- biggest surprises, check out their favorite and least favorite components of their home purchase...
2. i would be pushing hard on getting the best deals in both locations-- what concessions are each of the sellers willing to give in this buyers market? Push hard especially if you are prequalified and have strong financials.
3. Realize the downside risk of windemere vs the danville home if the market continues to fall off.
4. Lastly-- hey, where do you want to live? community, neighborhood, commute, overall feel of the house?
good luck and make it a great day--
1) Do both builders know you are making a decision betwenn two different homes? Has this offered up any additional incentives?
2) What is the total % they have taken of the original price that they gave you? How long ago was that?
3) And finally.....if you found out that one of the homes sold tomorrow to another bujyer, which of the two homes would you rather that be?
It's a great time to buy. Good luck!
I personally would go with Danville. A great, very desirable location (a very important word in real estate), a nice sized home on a larger lot.. Tax rate is lower also. There is a good reason why one place in general has lower price per square foot than the other place.
Unless, of course, you need that extra 900 sf for some reason. Check on the location of the house within the development, the floor plan, the surroundings, the amenities that come with the house and the Mello-Roose. How does each house meet your needs (I assume they are similar) Think resale later also.